Out of three exterminators, one told me the damage was old and likelydid not need treatment.

This will enhance your after-tax ROI and keep more cash in your pocket. 5-year personal property includes window A/C, appliances, carpet/pad and any floating flooring (not glued), window treatments, awnings, etc.

Then there's lawn care, CPA/attorney costs, termite treatments, etc.

Didn't locate anything written recently on this: Has there been a change to the tax treatment where an owner can move into a rental and convert it back to a residence then sell it w/o capital gain, within acceptable gains guidelines?

If you are considered a real estate dealer, you have a trade or business - the income is earned income, you are not eligible for capital gains treatment, and the property is not eligible for a 1031 exchange.

As someone who's finely attuned to visual impact, I try hard to create an aspirational experience either for the renter or buyer.

Renters refused to spend their money on what is clearly landlord's fault.renters' treatment One of the guys was supposed to leave for good one morning, even though landlord was coming next morning before tenant left, he tried to "play" the situation.Tenant cleaned the room, no damage.

After all is said and done, they add zero to the visual appeal of a property.

The LLC will actually have no effect at all on your taxes, unless you elect unusual tax treatment.

Not sure how true this isand also I’m not expert in this topic ( disclaimer ) ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~Short story , I was at local REI meeting earlier today Conversation was regarding private money It was discussed that individuals our getting private funds ( 6 – 8% ) then taking those funds and offering separate loans to another investors as a hard money rates (14 above % )Pocketing the differences on positive transactionsImportant – I know there laws about distribution private and hard money loansHere how I visualize individuals our performing this type of funding:Sub1 – person who offering original private money ( IRA / etc )Sub2 - let name Johhy B Nasty ( middle guy )Sub3 – person looking for funds , but have no credit / exper. / etcPossible transaction :==============================================Sub2 - borrow money from Sub1 at 7% for 9 months Sub2 - borrow new obtained funds to Sub3 at 14% for 7 months Sub3 - completes rehab, market property, &sell to new home ownerSub3 - pays back Sub2 original loan amount + interest used ( 14 % + rate )Sub2 - immediately pays back Sub1 + interest used ( 7% rate )Sub2 - made interest off of Sub3 rehab deal basically ( the interest rate difference )Everyone happy -> sub1 , sub 2, and sub 3Again~I know their laws & licensing for offering private/hard funds